Steps to list ‘as is’ with the help of a real estate agent

Find an agent willing to list the home ‘as is’

Your choice of real estate agent always matters, but even more so when selling “as is.” It’s important not to just settle for anyone. You’re searching for an agent who doesn’t shy away from listings that need a little TLC and preferably has a strong network of investor connections.

Your agent should be ready to pay special attention to marketing. Given that most Americans would rather purchase a move-in-ready home, an as-is sale already has a smaller buyer pool from the get-go.

Consider a pre-listing inspection

A pre-listing inspection works just like a standard home inspection, but the seller orders and pays for it before putting the home on the market. While it might seem unnecessary for an as-is sale, getting an inspection can help uncover issues that affect value and support more accurate pricing. If a buyer later asks for price reductions based on their own inspection, you can show that repair costs were already factored into the asking price.

“The more information that you can have upfront to be transparent with these people buying your home, whether they are investment companies or rehab companies, or even just a general buyer that wants to do work themselves, which they do exist, the more likely you’re going to have a successful sale,” Phillips adds.

Having those details upfront helps set clear expectations, reduces surprises during negotiations, and can make the entire sale process smoother for everyone involved.

Price to reflect ‘as is’ condition

The median sale price for homes in San Antonio hit $315,000 in November 2025, a 5% increase over the year prior.

“In this market, buyers are looking for homes that they can walk into and do as little work as possible, I find. If you’re looking to sell your home ‘as is,’ you can expect to receive offers that are below market value, more than likely coming from investors or investment companies,” says Phillips.

Want a clearer idea of your final proceeds? You can start with a free estimate from HomeLight’s Home Value Estimator (HVE).

Our HVE combs public data, including tax records and assessments, and pulls recent sales records for other properties in your neighborhood. Using a short questionnaire, we also factor in specifics about your home, such as the property type and its condition. Input your address, and we’ll provide you with a preliminary home value estimate in under two minutes.

Do ever-so-light preparations

Even for as-is home listings in San Antonio, Phillips typically recommends that sellers complete the following:

• Tidy the yard by trimming grass, pulling weeds, and cleaning up outdoor areas.
• Put in sweat equity instead of cash by handling basic cleanup yourself.
• Clean interior spaces so rooms feel open and usable.
• Clear away clutter to make layouts easier to understand.
• Help buyers focus on the home’s potential rather than distractions.

“When people can see the space with a clear mind and clear eyes, unobstructed by clutter, mess, weeds, or anything like that, then they’re able to see the full potential of what the home could be, which has an opportunity to raise their potential offers for you,” Phillips explains.

Photograph to show potential

Your listing should still include professional photography, even if the home needs work. A skilled San Antonio photographer knows how to capture each room from its most flattering angle, balance interior and natural light, and edit photos for proper brightness and clarity.

Using a high-quality camera with a wide-angle lens also helps show full rooms, not just portions of them. For these reasons, homes with professional photos can command up to 47% higher asking prices per square foot compared to listings without them.

In most cases, your real estate agent will coordinate professional photography as part of the listing.

Highlight the surrounding area

Location can be a major selling point for buyers looking past condition. In an as-is listing, it helps to call out nearby features such as:

• Downtown areas
• Major employers
• Parks and green spaces
• Sports venues and entertainment districts
• Riverfront views or access
• Highly rated schools
• Access to outdoor activities
• Public transportation

Include ‘as is’ in the listing

Unless you explicitly mention that you’re selling your house “as is,” buyers will have no idea of your intentions with the listing. In the San Antonio market, other common descriptors include priced to sell, fixer-upper, handyman special, or a “call for investors.”

To balance the focus on your home’s as-is condition, work with your agent to write a property description that emphasizes its strongest features.

Understand buyers may still negotiate

Listing “as is” doesn’t guarantee that buyers won’t still try to negotiate, even on an asking price that you feel already reflects the home’s condition. One of the best defenses you can have is an agent who takes a hard stance to prevent a deal from going south.

For example, Phillips approaches negotiation with openness and clear communication.

“Take your time, have as many eyes on the property, as many people and investor companies, as possible, and just be transparent about the offers that you’ve received in the timeline, because I find when people and companies know about competition and other offers there, then they’re really going to try and give their best offer possible,” she says.

Be aware of minimum property standards for certain loans

When you put your home on the market, it’s hard to predict if your top offer will come from a cash buyer or a buyer pre-qualified for a home loan.

If you do end up partnering with a financed buyer, be aware that different mortgage types (such as conventional loans or government-backed FHA, USDA, or VA loans) have different minimum property standards. These are standards related to a property’s overall condition, which will affect a lender’s willingness and/or ability to finance a buyer’s loan.

Before a lender approves financing, a state-licensed, independent appraiser hired by the buyer’s mortgage company examines the property’s value and condition.

If you’re unsure whether your home will meet appraisal requirements, you can start by taking a look at the FHA minimum property standards. If your house complies with FHA, then it complies with most other lenders’ requirements.

Prioritize a cash offer if you receive one

In some cases, conventional lenders will finance a fixer-upper sold “as is,” and FHA loans can also work for certain properties. That said, if you’re selling a home “as is” — especially one that needs significant repairs — a cash offer can be appealing. Cash removes the lender-ordered appraisal and the delays tied to loan approval, giving you a faster, more predictable path to closing.

Pros of listing a home ‘as is’ in San Antonio: 

• Save time and money on prepwork
• Possibility of reducing negotiations from the inspection
• Solution for out-of-state owners and those who have inherited homes

Cons of listing a San Antonio home ‘as is’:

• Limited buyer pool
• Expect lower offers
• Negotiations and repairs aren’t always off the table

Steps to sell directly to a cash buyer

Now that we’ve covered what it looks like to list a home “as is” in San Antonio, let’s turn to the alternative of selling directly to an investor. While each company operates a bit differently, the process of selling to a house-buying company generally follows a similar path:

1. Decision: A seller decides a traditional listing isn’t for them. Perhaps their house needs a lot of work, or they want to avoid hosting showings or open houses. They’re worried about finding a buyer willing to purchase their home “as is.”
2. Contact: A seller contacts a home-buying company in their area and shares basic information about their home.
3. Preliminary offer: At this stage, some house-buying companies will provide a preliminary offer that’s subject to change after a house assessment.
4. Evaluation: The company schedules a walkthrough of the home to assess its condition, usually within 24 to 48 hours.
5. Firm offer: The company makes a firm offer (usually within 24 hours, sometimes on-site after the walkthrough), which you can accept or decline. Most companies don’t negotiate on price, so the offer is take-it-or-leave-it.
6. Closing: If you accept the offer, you and the company will each sign a contract, and closing will begin. Some companies offer a large deposit or moving cost assistance, and a few may even pay for the home upfront.
7. Payment: The seller receives payment fast, usually within seven days to a few weeks. This can vary by company, and sellers who work with a house-buying company often enjoy flexibility in selecting a move-out date that works for them.

If you aren’t sure where to get a cash offer, consider Simple Sale, a solution from HomeLight. With Simple Sale, you share a little bit about your home, such as whether it’s a single-family or condo, and how much work it needs. We’ll then provide you with a full cash offer to buy your home in as little as a week.

Skip repairs

There’s no need to schedule inspections or dip into savings for big-ticket fixes like a roof or HVAC replacement. HomeLight can make an offer on homes in nearly any condition.

Sell when it’s convenient

Whether you need to move quickly or want a little extra time to get organized, flexibility is built in. Choose a move-out date that works for you within 30 days of closing.

Close with certainty

Cash buyers don’t rely on lender approvals, which helps deals move faster and with fewer surprises. With Simple Sale, you can close in as little as 7 days — compared to the 30 to 60 days (or more) often required with a financed buyer.

Want a closer look at how Simple Sale works? Hear directly from one of our clients in the video below: